Friday, October 19, 2007

Gurgaon is booming commercial hubs on the outskirts of Delhi. According to sources in the Industries Department, an extensive survey of the area is already on and various sectors relating to information technology, garment manufacturing and tourism have been identified.

The initial survey of the area has been done via satellite, sources said. They added that the Industries Department, with help from the Revenue Department, will now conduct a baseline survey to detail areas to be earmarked for specific sectors.

The BPO (Business Process Outsourcing) is the other big-ticket item on the plan. Since multi-national companies are planning to make Lucknow their base, they are also looking for places to set up their call centres, said government officials.

Friday, September 28, 2007

You may be wondering for what I am talking about but have you ever think about what are your real investments, hope that very few of us ever think usually every one tries to invest more and more for there secure future.

Once you just have to think about what is your real investment is it that money that you invested in market or that you paid for charity ....?

I think no not at all your real investment is your HOME remember your home not house you have purchased.

Friday, September 21, 2007

Before months or even years there was a big problem about thinking and after reading tons of tips for buying investment property abroad you have finally decided to buy the investment property abroad. By now every one knows that buying property abroad will not only be a one-time commitment but it will be an ongoing commitment.

Maybe you are looking to buy investment property abroad because you are planning to rent it out to different people, kind of like a hotel house or something like that. Then you will be getting your moneys worth out of it. If you rent it out to a family for a week, you will be renting it out to a different family the next week, so you should always keep track of who you rent your investment property out to, and keep check on your property as well. Maybe if you don't plan on selling it but using your investment property as more of a hotel you could even end up staying in it for a little while as well. Just make sure you keep everything up to date, you can't just buy it then leave it and rent it out without going there and keeping check on it.

For all this you have to go for a perfect place were you can get perfect return to your investment, It is now time to look for highly growing cities in India one in which is Gurgaon.

Monday, September 10, 2007

In the past few years Gurgaon made a boom over the employment in the IT field and this generated a requirement for residential complexes. And now the time to say that the city is full of the buildings that makes the home for every one.

Thursday, August 30, 2007

Learning a lesson from the fact that Gurgaon’s proximity to south Delhi and international airport were the two main reasons behind the city’s growth, Haryana government is all set to create three more similar cities in Delhi’s vicinity. These would be within the range of 60 kilometres from Delhi with the closest one being the Jahangirpuri-Badli.

"If you ask me what is the reason behind Gurgaon’s development in comparison to Faridabad, i will say it is the city’s proximity to south Delhi. To repeat the success, we are planning to create three new cities in close proximity to the capital," Haryana chief minister Bhupinder Singh Hooda told Times City.

The chief minister said the three new cities would follow the private-public partnership (PPP) model as it was in the case of Gurgaon. "We can’t deny the fact that private players had played an important role in the emergence of Gurgaon and hence we will follow that model," said Hooda. "We want to create the towns just on the lines of Gurgaon." It is worth mentioning that in the emergence of Gurgaon as a major town in north India, private developers have played significant role.

The three planned cities are Samalkha on GT Road, Sampla on Delhi-Rohtak Road and Jahangirpuri-Badli near Kundli. Director, town and country planning (DTCP) S S Dhillon, said the development plan for Sampla and Jahangirpuri-Badli would be out in next three months.

"There would be a public notification and once the plan is out then only the developers would show interest," said Dhillon. He also said that the plan for the third city would be follow soon.

Sources said that while the notified area for development would be nearly 10,000 acres in case of Jahangirpuri-Badli, the other two cities would be developed on a notified area of 5,000 acres each.

"The future development would not be focused only on residential sector. The demarcation of land use would be done as per the norms laid for town planning. Once the notification is out, everything would be clear. But one thing is sure that we are looking at private developers," one source said. He said that the cities would witness major development in next 5-10 years.

Monday, August 20, 2007

Pick up a property supplement of any newspaper and you will be overwhelmed by the number of projects in smaller towns like Panipat, Kurukshetra, Bhiwadi, Sonepat, Dharuhera, Karnal among the many, by well known and other, less known developers.

Residential projects in these places promise the world — “air-conditioned luxury apartments, wooden flooring, spas, executive club, high-tech security systems...” screams one of the many advertisements for a group housing project in Dharuhera.

Karnal has seen a number of such projects being announced, but how many of these will see the light of day is another issue. Investor activity in most of these projects has been very high. But the big question is: Do these areas have it in them to attract genuine end-users?

Pankaj Renjhen, regional director at Jones Lang LaSalle Meghraj, is concerned that though several projects have been announced in these smaller towns, there is no surety whether the developers actually have the land with them.

Some of these towns are not too well connected with either Delhi or other commercial centres. Renjhen explains that though these towns have their normal, internal demands for housing, several of the projects seem to be catering to well above that.

“The population of a place like Karnal is not going to grow 200 per cent suddenly,” he says. On the other hand, existing supply is also getting recycled all the time.

According to Knight Frank Research, there is about 1.19 million sq ft of residential space coming up in the micro markets (as they term it) around Delhi. Most of these micro markets lag way behind in infrastructure but are, at the same time, competing with the bigger cities.

Also, the problem with micro markets, feel experts, is that these markets are starting out with residential developments that are totally antithetical to the original logic of first concentrating on commercial development followed by residential, alongside retail, developments.

According to Knight Frank Research, over the last three months investors have either got out or have been forced out. Those who didn’t sell their investments are now stuck with them. Fresh investors won’t be venturing into the NCR region for sometime now, Knight Frank Research points out. The truth is that around six months ago, developers announced projects and then in about three months, a visible slump started.

Renjhen too agrees that now these markets are stagnant or experiencing a slump. “End-users are staying away from these projects,” he says, adding, “Real time demand would be only about 15-20 per cent.” The drop in sales for most, he feels, would be about 80 per cent.

The players in the real estate market in areas around Delhi, for instance, are a mixed bag. From prominent players like Omaxe, TDI and Ansals, there are smaller ones like Nitishree, Pearls Infrastructure and Amrapali Group, to name a few.

These developers have a completely different version of the real estate market in these micro markets. S K Sayal, CEO, Alpha G Corp feels that there is a robust internal demand within these markets. The company is working on a 350-acre Alpha International City at Karnal.

He says that the density of each area has been defined as per requirement, which shows that there is an intrinsic demand. This is why the government has sanctioned multiple projects in these locations.

He does agree that over the last three months there has been a 15 per cent correction in the market. This has not affected the company’s Karnal project which is already 75 per cent sold, a large chunk of it to potential end-users (though initially, every project has over 50 per cent of investors).

In the first phase, the company is selling only plots, though the second phase will also include apartments. This project, and others, Sayal points out, will work, though the time span depends on their proximity to the city. “In smaller cities, you need to be in the continuity of development,” he explains.

Omaxe is working on a 400-acre Omaxe City in Sonepat on GT Road. According to company sources, most investors here are genuine buyers, some even for second homes. A lot of companies in the vicinity too are buying from them. “There is a lot of scope for these new cities in the NCR region — Sonepat, Panipat, Kurukshetra etcetera,” adds the spokesperson.

Sundar Lal, sales head, Sahara City Homes, disagrees with regard to the potential of these smaller cities. “They are not selling like hot cakes. No market can survive without actual users, who are missing in these areas,” he says.

“What is the commercial potential of these places, who is going to buy?” he wonders. His argument is that Gurgaon has a fresh supply of about 30,000 acres in the new masterplan, which was notified earlier. Developers need to fill this before moving to newer areas. Sahara has land in quite a few places including Sonepat, Panipat, Karnal, Kurukshetra, Hissar and Rewari but is not building at the moment.

Also, one of the biggest arguments is where and how the developers will get the money to execute the projects. “In two years time, smaller players will be forced to run,” he feels.

With RBI norms tightening, banks lending to developers have also become strict, which means smaller developers will find it difficult to raise money easily.

The other option is to get money through pre-sales, but the number of such transactions is also on the decline. Funding, overall, is becoming expensive for developers. “The question is how they will execute projects. The financial aspects too start to play,” says Renjhen.

He feels that larger developers in a certain market who have the pull and the execution power will survive.

In a market like Karnal, he says, about two large 100-acre properties can easily survive over the next 3-5 years and anything above that will be feasible only if there is some kind of economic push in the area. In the end, there will be an oversupply situation in all of these markets if all the proposed projects come online.

While the market is going to be end-user driven from now on, the credentials of the developer will matter more than ever, feels Renjhen. And end-users will in all likelihood opt for well-established names. A good example of survival of the fittest, shall we say?